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Landlord Wants to Evict You
Tenant rights, notice periods, illegal eviction
✓ Reviewed: April 2026
Your landlord cannot simply throw you out. Maltese law gives tenants strong protections. Here is what to do… Step-by-step Malta legal guide on Laws of Malta.
- Know your rights — a landlord cannot evict you without a court order
Under Chapter 604, a landlord cannot simply tell you to leave and change the locks. They must follow the legal process: give proper written notice, and if you do not leave voluntarily, apply to court for a possession order. Any eviction without a court order is illegal.
- Valid grounds for termination by landlord
A landlord can only terminate your lease for specific reasons: you are more than one month behind on rent; you have caused serious damage to the property; you are using the property illegally; the landlord genuinely needs it for personal/family use (with 6 months notice); or the fixed term has ended and proper notice was given. Check carefully whether any of these apply to you.
- Check whether proper notice was given
The landlord must give written notice. Notice periods under Ch. 604: lease under 2 years — 1 month notice; lease 2-3 years — 2 months; over 3 years — 3 months. Notice must be in writing. If notice was not given in writing, or the period was too short, the notice may be invalid. Contact the Housing Authority for advice.
- Illegal eviction — call the police immediately
If your landlord changes the locks, removes your belongings, cuts utilities or tries to physically force you out — this is the criminal offence of Ragion Fattasi under Article 338(aj) of the Criminal Code. Call the police on 112 immediately. The landlord can be fined €1,500-€4,000. The police can order you to be allowed back in.
- Contact the Housing Authority for mediation
The Housing Authority (housingauthority.gov.mt) handles disputes between landlords and tenants. File a complaint online or call 2299 1000. They can mediate between you and your landlord and help resolve the dispute without going to court. This is free and recommended as a first step after receiving notice.
- Apply to the Rent Regulation Board
The Rent Regulation Board hears disputes about residential leases including eviction notices. You can challenge the validity of a termination notice. Apply through the Civil Court registry. Cases are heard relatively quickly compared to full civil proceedings. A lawyer is recommended but not mandatory.
- If court proceedings are started against you — respond immediately
If the landlord files court proceedings for possession, you will be served with papers. You must respond within the time stated — typically 20 days. Do not ignore court papers. Get legal advice immediately. Legal aid is available if you cannot afford a lawyer (legalaidmalta.gov.mt, call 2247 1500). You may have valid defences, but only if you respond in time.
Frequently Asked Questions
Can a landlord evict me without a court order in Malta?
No. Under Chapter 604, a landlord cannot force you to leave without a court order. Changing your locks, removing your belongings or cutting utilities without a court order is a criminal offence (Ragion Fattasi) — call the police on 112 immediately.
What notice must a landlord give before ending a tenancy in Malta?
Under Chapter 604: for a lease under 2 years, at least 1 month's written notice is required; for a lease of 2–3 years, 2 months; for a lease over 3 years, 3 months. Notice must always be in writing.
What are valid grounds for a landlord to end my tenancy in Malta?
A landlord can only terminate your lease if you are more than one month behind on rent, you have caused serious damage, you are using the property illegally, or the landlord genuinely needs it for personal or family use (with 6 months' notice for this last ground).